Where the Dallas–Fort Worth market stands right now, and what it means for you.
After several years of bidding wars and waived inspections, the Dallas–Fort Worth market has shifted. Inventory has climbed, homes are taking longer to sell, and price growth has flattened or softened depending on the segment. For buyers who sat out the frenzy, this is the most negotiating room DFW has offered in years. For sellers, it means pricing and presentation matter more than ever, the days of naming a number and watching offers pile up are, for now, behind us.
This isn't a crash. DFW continues to lead the nation in building permits, draws 100,000+ relocators a year, and is forming tens of thousands of new households annually. What's happening is a reset toward balance: and balance is healthy. Below is where things stand.
| Metric | Current | Year-over-Year | What it signals |
|---|---|---|---|
| Median sale price | ~$385K–$435K* | Roughly flat to −2% | Prices have stopped climbing; mild softening |
| Active inventory | ~33,000–39,000 listings | Up modestly (~3%) | More choice than buyers have had in years |
| Months of supply | ~5.2 months | Up from ~1.3 in 2022 | Approaching a balanced market (≈6 months) |
| Median days on market | ~48–64 days | Up roughly 6+ days | Homes sit longer; urgency has eased |
| 30-yr fixed mortgage | ~6.5% | Roughly flat | The main affordability constraint |
| Price per sq. ft. (listings) | ~$203 | — | Useful for comparing across home sizes |
*Median price varies by source and geography, Dallas proper runs higher than the metro-wide figure, and "list" vs. "sale" price differ. Treat this as a range, not a single number.
The quick read: roughly 5 months of supply and ~50+ days on market put DFW between a seller's and buyer's market, closer to balance than it's been since before the pandemic. Well-priced, well-presented homes still sell; overpriced ones now sit.
Active inventory (listings) and months of supply · Oct 2024 – Jun 2026 · DFW Metro
The story of the last 18 months is deceleration, not collapse. Prices surged through 2021–2022, plateaued through 2024, and have drifted slightly downward into 2026 as inventory caught up with demand and high rates trimmed buying power.
A key nuance: the softening isn't uniform. Entry and mid-tier homes have seen the most price pressure, while the luxury segment has held up better, higher-end buyers are less sensitive to mortgage rates. Condos and townhomes have corrected the most, with the highest months-of-supply of any category.
DFW median sale price · Q1 2020 – Jun 2026 · Approximate metro-level estimates
Diego works across several distinct DFW markets, and each is behaving differently right now.
This is where the shift helps you most. Entry and mid-tier price points have seen the softest pricing and the biggest jump in choice. With ~5 months of supply, you can actually tour a home twice, ask for an inspection, and negotiate, none of which was realistic in 2022. Sellers of starter homes are increasingly willing to cover closing costs or offer concessions. The catch is rates: at ~6.5%, monthly payment, not sticker price, is the real constraint. Get pre-approved first so you know your true budget, and explore rate buydowns and first-time-buyer programs (see the Buyer's Guide).
Builders are competing hard for buyers in 2026, and they rarely cut the list price. Instead they offer incentives: closing-cost credits, design-center upgrades, "flex cash," and rate buydowns (some advertised in the high-4% to 5% range). That creates real opportunity, but the headline incentive isn't the whole story. A $25K incentive on a $400K home is not the same as $25K off the base price once you factor in restrictions, required use of the in-house lender, and total tax rate (watch for MUD/PID districts that inflate the tax bill). Compare net-to-buyer, not face value, and bring your own agent. Builders will steer you to their lender and their contract; representation protects your side. Suburban communities in Forney, Anna, Celina, Princeton, and Mesquite have the most inventory and the most aggressive offers.
This segment marches to its own drum. It's less rate-sensitive and less inventory-driven than tract housing, and more about the specific parcel, water rights, acreage, road access, ag exemptions, and usable vs. raw land. Pricing is far less standardized, so metro medians tell you almost nothing here. Note that Texas added a new TREC water-rights disclosure form in early 2026, which matters for rural and acreage transactions. These deals reward local knowledge and patience more than market timing.
If you're buying: This is the most leverage you've had in years. More inventory, fewer competing offers, real negotiating room, and motivated sellers, especially on listings sitting 30+ days and on builder inventory homes. Don't wait for prices to "bottom" perfectly; focus on your monthly payment, lock a rate strategy, and negotiate hard.
If you're selling: Homes are still selling, but the market rewards discipline. Price right out of the gate (overpricing means sitting, then cutting), invest in presentation (see the Staging Guide), and expect to negotiate. The seller who prepares wins; the one who prices on 2022 nostalgia chases the market down.
Sources: Texas Real Estate Research Center, Realtor.com/FRED, NAR, U.S. Census Building Permits Survey, and aggregated DFW MLS data, as of June 2026. Figures are metro-level estimates and will vary by city, neighborhood, and property. This report is informational and not a guarantee of value or future performance.